If the deal is fair I wouldn't try to really low ball someone, but I would try to shave a few percent off at a minimum.You don't know how low they have the property and there might be a lot of margin for them to share with you.

Selling individually the 1031s will shave maybe 1% from the net price. 

It's very hard to cash flow positively while living there since the Seattle market is more expensive, but to me if you can significantly shave off your living expenses compared to renting then that's a win !

There may be competition, but the cream ALWAYS rises to the top.

Columbus Real Estate and Money, CREAM, is also a great group.

For some info supporting things Nationwide Will and Jeff S have stated, check out these links:Delinquencies Continue to Climb, Foreclosures Flat in Surveyhttp://www.biggerpockets.com/links/1302-delinquencies-continue-to-climb-foreclosures-flat-in-surveyWaiting to catch a wave?

Generally what you get is the seller dumping low valued stock, financing it and taking the cream off the top in interest, they don't have maintenance, costs or vacancy, they usually try to finance at a profit over being the owner.

Try and find a local mom and pop shop who doesn't have all this overhead and I bet you can shave at least 1 to 2k off the price...For any kind of CapeX I ALWAYS get at least 3 estimates...Sure it stinks to have to lay out this money all at once, hopefully you have a credit card you can finance at least a portion of it so you don't leave yourself with no cash reserves....30 years is fantastic to get out of a Central AC system...

Like all good markets, the cream should rise to the top if there is more transparency and accountability. 

If you believe in software-generated graphs showing you "before and after" - then I have a warehouse full of weight loss supplements and anti-aging creams and house-flipping-millionaire courses to sell to you.